Agenda

Membership:

Councillor Gord Perks (Chair), Councillor Frances Nunziata (Vice Chair), Councillor Brad Bradford, Councillor Vincent Crisanti, Councillor Josh Matlow, and Councillor Jamaal Myers

Members of the public are invited to submit written comments or register to speak on any item listed on the agenda. For detailed information on how to participate in the Planning and Housing Committee meeting, including procedures for submitting comments or requesting to speak, please visit: Have Your Say at Council & Committee Meetings (https://www.toronto.ca/city-government/council/council-committee-meetings/have-your-say/)

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The Interim Executive Director, Development Review and the Chief Planner and Executive Director, City Planning recommend that:

1. City Council amend the former City of Toronto Official Plan for Ookwemin Minising substantially in accordance with the draft Official Plan Amendment included as Attachment 9 to this report.

2. City Council amend City of Toronto Zoning By-law 702-2024 for Ookwemin Minising, substantially in accordance with draft Zoning By-law Amendment included as Attachment 10 to this report.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

4. City Council adopt the updates to the Ookwemin Minising Precinct Plan included as Attachment 7 to this report.

5. City Council direct the City Solicitor to withhold the necessary Bills for enactment of the Zoning By-law Amendment until such time as By-law 702-2024 is brought into full force and effect.

6. City Council request the Chief Planner and Executive Director, City Planning in partnership with Waterfront Toronto, to advance opportunities for Indigenous-led design and the identification of opportunities for Indigenous-led cultural, community, and economic uses, and land and water stewardship, on publicly owned lands in Ookwemin Minising, including the Essroc Silos site (Block 02).

The first Precinct Plan for Ookwemin Minising was approved by City Council in 2017 and envisioned a largely mid-rise island community. In June 2024, in response to Toronto's Housing Action Plan, City Council approved an updated Precinct Plan together with Official Plan and Zoning By-law Amendments to provide for greater densities, in an inclusive, sustainable, and walkable urban community.

In December 2024, City Council directed staff, working with Waterfront Toronto and CreateTO, to explore opportunities to add additional density on the public lands on Ookwemin Minising in order to provide for opportunities for additional housing, including affordable housing. In response to that direction, City staff and Waterfront Toronto engaged a consulting team to undertake a public realm and massing study (the Development Concept Plan) to iteratively advance the design of the Ookwemin Minising's public realm alongside a review of the density and massing of development.  

Based on that work, this report brings forward an updated Precinct Plan and public realm vision for Ookwemin Minising together with implementing amendments to the Official Plan and Zoning By-law. The renewed vision builds on the planning and design foundation established through the approved Precinct Plan, carrying it into a greater level of detail, and informed by further Indigenous and public engagement. This work moves in step with the enabling infrastructure investments now underway, so that planning approvals and design direction are in place as implementation advances.

Ookwemin Minising is now anticipated to deliver homes for approximately 21,000 people (12,000 units) and jobs for approximately 2,900 workers over the next 25 years, through both the updated Precinct Plan as well as private development sites. This includes approximately 10,000 units on public lands, with a target of 30 percent of units on public lands as new affordable rental housing. It represents an approximate 27 percent increase in gross floor area (GFA) on public lands compared to the 2024 approvals. It also delivers an estimated additional 300-800 affordable housing units compared to what was presented to Council in the 2024 plan, with the prior range of approximately 2,200 to 2,700 units replaced by up to 3,000 units.

The updated Precinct Plan delivers a unique approach to built form that emphasizes the quality of the public realm, active mobility, and urban biodiversity, and reflects engagement with Indigenous peoples. The Biidaasige Naturefront (a gentle, porous edge to the park), the Keating Channel (a tall, mixed “urban room”), and the new Centre Commons (a smaller, intimate pedestrian area) anchor a richer network of public spaces that create a sense of place.

Ookwemin Minising is the first mixed-use residential community to emerge from the Port Lands Flood Protection Project. With flood protection infrastructure now complete, a renewed $975 million tri-government funding commitment for enabling infrastructure in January 2025, and funding for Waterfront East Transit announced in March 2026, the project is moving from vision to implementation.

Waterfront Toronto is currently leading the first phase of development on Ookwemin Minising, delivering the enabling infrastructure and public realm needed to enable new residential development, including new streets, utilities, servicing, and parks. The Official Plan and Zoning By-law Amendments recommended in this report would enable development of Phase 1 of Ookwemin Minising in accordance with tri-government funding to accelerate the delivery of Waterfront Toronto's revitalization plan. Together, the recommendations in this report are a significant step towards redevelopment of the Port Lands and implementing the vision for Ookwemin Minising.

There are no additional financial impacts resulting from the recommendations included in this report.

City Council has approved capital funding to support the first phase of implementation under the Toronto Waterfront Enabling Infrastructure Project, a tri-government initiative jointly funded by the City of Toronto, the Government of Canada, and the Province of Ontario. Each level of government has committed $325 million for a total investment of $975 million, which includes enabling infrastructure for Ookwemin Minising Phase 1. The City's one-third share is included in the 2026-2035 Capital Budget and Plan for the Waterfront Revitalization Initiative.

Any future expenditures associated with new community infrastructure and municipal services, including costs related to subsequent phases of development, will be considered through the future budget processes subject to further tri‑government funding discussions.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Interim Executive Director, Development Review recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013, as amended by Site-Specific Zoning By-law 825-2021, for the lands municipally known as 970 Kipling Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this report.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.

This report recommends approval of the application to amend Zoning By-law 569-2013, as amended by Site-Specific Zoning By-law 825-2021, to permit a modified version of the approved mixed-use building on Block 5 of the Bloor-Kipling Block Context Plan (970 Kipling Avenue). Whereas the approved zoning allows for a two-tower development with heights of 42.0 and 91.0 metres, the revised proposal incorporates two repositioned towers, increased tower heights (94.7 and 140.3 metres), larger tower floor plates (810 and 836 square metres), and a reduction in non-residential gross floor area. Approximately 840 residential units are proposed, including 198 affordable units. This development proposal on City-owned land is being delivered through the Toronto Builds Policy Framework.

On January 31, 2019, City Council adopted EX1.1 Implementing the "Housing Now" Initiative. This report authorized certain financial incentives for 11 properties, including the site of this development proposal (Bloor/Kipling). Exemptions include planning application fees, building permit fees, parkland dedication requirements, development charges and property taxes for affordable housing units.

On May 21 and 22, 2025, City Council adopted PH21.4 setting out the Toronto Builds policy framework to build more affordable rental homes on public land. This report identified the financial incentives already approved for 193 affordable rental homes at 970 Kipling Avenue (also known as Bloor/Kipling Block 5) and recommended that the proposed development be delivered through the Toronto Builds Policy Framework. This report also authorized the exemption from parkland dedication requirements and Community Benefits Charges (CBC), where not exempted by Provincial legislation, for eligible rental housing units under this project.

The updates to the estimated value of the financial incentives approved for 970 Kipling Avenue via Toronto Builds and the Rental Housing Supply Program are shown in Table 1 for 198 affordable units for 99-year affordability period. These incentives are not a direct capital payment as they represent the forgiveness of City levies and charges and are thus foregone revenue to the City.

Table 1: Estimated financial incentives provided to 198 affordable units at 970 Kipling Avenue

*Calculated using 2025 development charge rates.

**Includes estimated 2026 building permit fees, planning fees.

***Includes estimated 2026 planning fees, building permit fees, parkland dedication fees, community benefit charges, and 2025 development charges.

^Calculated using 2026 property tax rates.

The Housing Development Office provided the financial impact information for this report. The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information presented in the Financial Impact Section.

The Interim Executive Director, Development Review recommends that:

1. City Council amend the Official Plan for the lands municipally known as 3838 Bloor Street West substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to this report.  

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 3838 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to this report.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required.

This report recommends the approval of Official Plan and Zoning By-law amendments to allow for an addition to an existing building, resulting in a four-storey municipal shelter, providing approximately 60 beds. The project is part of the Homelessness Services Capital Infrastructure Strategy (HSCIS).

While a municipal shelter is already permitted on the site, an Official Plan amendment is needed to remove the requirement for retail at-grade along the Bloor Street West frontage. A Zoning By-law amendment is needed to bring the site into Zoning By-law 569-2013 and to facilitate certain elements of the proposed built form.

The amendments have also been drafted to ensure the site could become supportive or affordable housing as community needs evolve in the future.

There are no immediate financial implications resulting from the recommendations in this report.

The Homelessness Services Capital Infrastructure Strategy (HSCIS), approved by City Council, is estimated to cost $674.5 million over the ten-year capital planning period (2024-2033) EC7.7 Shelter Infrastructure Plan and the HSCIS for the development of permanent sites to create 1,600 spaces to accommodate growth in specific sectors of the shelter system and support relocation and closure of costly temporary programs.

Council has approved funding of $507.5 million to acquire, design and construct thirteen new shelters. The 2026 Capital Budget and 2027-2035 Capital Plan for TSSS includes a total of $382.5 million to design and construct the eleven sites acquired in 2024 and 2025 as well as for two additional sites. The site at 3838 Bloor Street West is one of the initial eleven sites secured.

Toronto Shelter and Support Services provided the financial impact information for this report. The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Chief Planner and Executive Director, City Planning and the Interim Executive Director, Development Review recommend that:

1. City Council direct the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment for the lands at 65-87 Heward Avenue and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event the Ontario Land Tribunal allows the appeal, in whole or in part.

On October 15, 2025, an application to amend the Official Plan was submitted to redesignate 65-87 Heward Avenue (the “Site”) from Core Employment Areas to Mixed Use Areas. The application does not propose any new buildings or building additions at this time.

On February 23, 2026, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal (“OLT”) due to Council not making a decision within the time frame prescribed by the Planning Act. A Case Management Conference has been scheduled for May 29, 2026.

This report recommends that the City Solicitor and appropriate City Staff attend the OLT hearing to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

There are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 65 Heward Avenue (including entrance address 87 Heward Avenue) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 65 Heward Avenue (Reasons for Designation) attached as Attachment 1, to the report, April 7, 2026, from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 65 Heward Avenue (including address at 87 Heward Avenue) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance, which includes a description of heritage attributes found in Attachment 1.

The property is subject to a Prescribed Event. Clerks issued a complete application notice on October 29, 2025. The owner provided a waiver to extend the time for Council to make a decision and the waiver expires on May 31, 2026.In order to meet prescribed timelines under the Ontario Heritage Act,

Council must make a decision at its May 20, 21, 22, 2026, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before May 31, 2026.

The subject property at 65 Heward Avenue is located on the east side of Heward Avenue and is set back from the south side of Eastern Avenue between Carlaw Avenue and Leslie Street in the South Riverdale neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 65 Heward Avenue was completed in 1913 for the Canadian Ammonia Company, and to the designs of Curry and Sparling Architects. The property contains two brick factory/warehouse type buildings constructed in 1913, each with one and two storey portions. In 1987, Cine Village, one of Canada's largest all-in-one production centres at the time, modified the property by connecting the two factory/warehouse buildings with an addition, which was further altered in 2019. The property has a direct association with the industrialization of Leslieville and the growth of Toronto’s east end film industry. 

Staff have determined that the property at 65 Heward Avenue has cultural heritage value and meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on March 26, 2025.

A development application for an Official Plan Amendment was made with the City for the property, where the proposed development would retain the two factory/warehouse type buildings on the property at 65 Heward Avenue in situ, and construct four new mixed-use towers. The proposal includes a 9-storey building fronting Eastern Avenue, two towers of 18 and 28 stories connected by a 4-storey podium in the centre of the site, and a 12-storey building located at its south end. 

There are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the property at 65 Heward Avenue (including entrance address 87 Heward Avenue) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 65 Heward Avenue (Reasons for Designation) attached as Attachment 1 to the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 27, 2026 the Toronto Preservation Board considered Item PB43.2 and made recommendations to City Council.

Summary from the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 65 Heward Avenue (including address at 87 Heward Avenue) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance, which includes a description of heritage attributes found in Attachment 1.

The property is subject to a Prescribed Event. Clerks issued a complete application notice on October 29, 2025. The owner provided a waiver to extend the time for Council to make a decision and the waiver expires on May 31, 2026. In order to meet prescribed timelines under the Ontario Heritage Act.

Council must make a decision at its May 20, 21, 22, 2026, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before May 31, 2026.

The subject property at 65 Heward Avenue is located on the east side of Heward Avenue and is set back from the south side of Eastern Avenue between Carlaw Avenue and Leslie Street in the South Riverdale neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 65 Heward Avenue was completed in 1913 for the Canadian Ammonia Company, and to the designs of Curry and Sparling Architects. The property contains two brick factory/warehouse type buildings constructed in 1913, each with one and two storey portions. In 1987, Cine Village, one of Canada's largest all-in-one production centres at the time, modified the property by connecting the two factory/warehouse buildings with an addition, which was further altered in 2019. The property has a direct association with the industrialization of Leslieville and the growth of Toronto’s east end film industry.

Staff have determined that the property at 65 Heward Avenue has cultural heritage value and meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on March 26, 2025.

A development application for an Official Plan Amendment was made with the City for the property, where the proposed development would retain the two factory/warehouse type buildings on the property at 65 Heward Avenue in situ, and construct four new mixed-use towers. The proposal includes a 9-storey building fronting Eastern Avenue, two towers of 18 and 28 stories connected by a 4-storey podium in the centre of the site, and a 12-storey building located at its south end.

The Deputy City Manager, Development and Growth Services recommends that:

Housing Development Office Three-Year Work Plan

1. City Council forward this item, except for Confidential Attachment 3, to the Board of Directors of CreateTO and request the Board keep Confidential Attachments 1 and 2 confidential as they contain a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the City; and contains financial information, supplied in confidence to the City of Toronto, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization, and request the Board to consider adopting the Housing Development Office Three-Year Work Plan detailed in Attachment 1 to guide the prioritization of redevelopment of public land managed by its holding corporations, Build Toronto and Toronto Port Lands Company.

2. City Council forward this item, except for Confidential Attachments 2 and 3 to the Board of Directors of Toronto Community Housing Corporation (TCHC) and request the Board keep Confidential Attachment 1 confidential as it contains a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the City; and contains financial information, supplied in confidence to the City of Toronto, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization, and request the Board to consider adopting the Housing Development Office Three-Year Work Plan detailed in Attachment 1 to guide the redevelopment of public land managed by TCHC as well as the TCHC revitalization projects on its lands.

Allocating Capital Funding to Housing Development Projects

3. City Council request the Government of Canada, through Build Canada Homes to provide the City of Toronto $557.5 million in capital funding to support the creation of approximately 4,000 rental homes in the next 12-18 months.

4. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Housing Secretariat and the Deputy City Manager, Development and Growth Services, to allocate existing capital funding to the prioritized Toronto Builds projects listed in Table 1 of Confidential Attachment 1 to the report (April 23, 2026) from the Deputy City Manager, Development and Growth Services in an amount not to exceed $217.5 million in the 2026-2035 Capital Budget and Plan of the Housing Secretariat and the Housing Development Office.

5. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Housing Secretariat and the Deputy City Manager, Development and Growth Services, to allocate existing capital funding to the prioritized City-supported projects with Community Housing Provider proponents listed in Table 2 of Confidential Attachment 1 to the report (April 23, 2026) from the Deputy City Manager, Development and Growth Services, subject to the maximum allowable funding allocation under the Rental Housing Supply Program, in an amount not to exceed $34.6 million in the 2026-2035 Capital Budget and Plan of the Housing Secretariat and the Housing Development Office.

6. City Council authorize each of the Executive Director, Housing Development Office and Executive Director, Housing Secretariat, severally to negotiate and enter into, on behalf of the City, a municipal housing facility agreement ("Contribution Agreement") or amendments to existing Contribution Agreements with the proponents or related entities listed in Table 2 of Confidential Attachment 1 to the report (April 23, 2026) from the Deputy City Manager, Development and Growth Services or with the proponents chosen through the market offering processes undertaken for each of the Toronto Builds projects, for funding and to set out the terms of the development and operation of affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Development Office, in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor.

7. City Council direct that Confidential Attachments 1, 2 and 3 remain confidential at this time as they pertain to a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the City; and contain financial information, supplied in confidence to the City of Toronto, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization, and direct that Confidential Recommendations 2 to 9 in Confidential Attachment 2, if adopted by City Council, be made public following the execution of the site-specific definitive project agreements for 72 Amroth Avenue, and that the remaining confidential information in Confidential Attachments 1, 2 and 3 be made public at the discretion of the Deputy City Manager, Development and Growth Services.

Advancing Other City-Led Housing Projects

8. City Council authorize the Deputy City Manager, Corporate Services, when transacting with Toronto Community Housing Corporation in relation to Toronto Builds projects, to approve nominal transactions, and execute leases for a term of up to 99 years, related real estate agreements and documents, for the purpose of achieving the City's affordable housing objectives, on terms and conditions satisfactory to the Deputy City Manager, Corporate Services, the Executive Director, Housing Development Office and the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor.

9. City Council authorize, severally, each of the Executive Director, Housing Secretariat and the Executive Director, Housing Development Office, to negotiate and enter into, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement) with Toronto Community Housing Corporation or a related entity for 405 Sherbourne Street and 150 Queens Wharf Road, to secure the financial assistance being provided and set out the terms of the operation of the affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, the Executive Director, Housing Development Office and the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor.

10. City Council authorize the Executive Director, Corporate Real Estate Management in consultation with the General Manager, Parks and Recreation and the Executive Director, Housing Development Office, to negotiate and execute a licence agreement and/or any other agreements with Toronto Community Housing Corporation, for use and occupation of the parkland at 170 Queens Wharf Road, to facilitate the construction of the building at 150 Queens Wharf Road, on terms and conditions satisfactory to the Executive Director, Corporate Real Estate Management and the Chief Financial Officer and Treasurer and in a form approved by the City Solicitor.

11. City Council authorize the General Manager, Parks and Recreation, in consultation with the Executive Director, Corporate Real Estate Management, and the Executive Director, Housing Development Office, to negotiate, approve and enter into, on behalf of the City, a project delivery agreement with Toronto Community Housing Corporation and its vendors to design, construct, and deliver a park at 170 Queens Wharf Road on behalf of the City, known as Lower Garrison Creek Park, on terms and conditions satisfactory to the General Manager, Parks and Recreation and the Chief Financial Officer and Treasurer, and in a form satisfactory to the City Solicitor and to ensure that the park project is delivered by qualified contractor approved by the General Manager, Parks and Recreation, the park is constructed expeditiously in advance of the building occupancy, and the project is carried out in close collaboration with relevant City divisions and stakeholders.

12. City Council adopt the confidential instructions to staff in Confidential Attachment 2 to this report (April 23, 2026) from the Deputy City Manager, Development and Growth Services.

Property Tax Exemption Approvals for Affordable Rental and Supportive Homes

13. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes as listed and for the periods of time described in Attachment 2 of this report (April 23, 2026) from the Deputy City Manager, Development and Growth Services.

14. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement) with Toronto Community Housing Corporation for the Lawrence Heights Phase 1A, 1B, 1E and Phase 1F and Regent Park Phase 4A properties described in Attachment 2 of this report, to provide an exemption from taxation for municipal and school purposes for the 99-year affordability period  in accordance with the Toronto Municipal Code Chapter 513, Housing Programs, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and Chief Financial Officer and Treasurer, in a form approved by the City Solicitor.

15. City Council authorize the Controller and Chief Accountant to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable municipal housing facility agreement.

Updating Delegating Authorities

16. City Council authorize, severally, the Executive Director, Housing Development Office and Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, municipal housing facility agreements with eligible proponents pursuant to the Rental Housing Supply Program (the “Contribution Agreement”) for the funding and/or provision of financial incentives for affordable rental housing, and to set out the terms of the development and operation of affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Development Office, Executive Director, Housing Secretariat and the Chief Financial Officer and Treasurer and in a form satisfactory to the City Solicitor.

17. City Council authorize severally, the Executive Director, Housing Development Office and Executive Director, Housing Secretariat to enter into any security or financing documents, or any other documents required to facilitate the delivery of affordable housing units approved under the City’s Rental Housing Supply Program, to complete pre-development activities, construction and secure conventional financing, where required, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council as set out in Recommendation 16, on terms and conditions satisfactory to the Chief Financial Officer and Treasurer.

18. City Council amend Item 2024.EX18.2, Recommendation 13 by reassigning the authority previously provided to the Executive Director, Housing Secretariat to the Executive Director, Housing Development Office and so that it now reads as follows:

City Council authorize the Executive Director, Housing Development Office, in consultation with the Chief Financial Officer and Treasurer, to enter into agreements, pursuant to Section 27 of the Development Charges Act, to defer the payment of development charges payable in relation to purpose-built rental units within projects approved through the 2024 Call for Applications pursuant to the Purpose-Built Rental stream of the Rental Housing Supply Program, for as long as they remain as purpose-built rental containing at least 20 percent affordable units and on such other terms and conditions as may be satisfactory to the Executive Director, Housing Development Office and in a form satisfactory to the City Solicitor.

19. City Council authorize severally, the Executive Director, Housing Development Office and Executive Director, Housing Secretariat to negotiate and enter into pre-development funding agreements and escrow agreements to secure the financial assistance for affordable rental housing, in accordance with the City’s Pilot Community Housing Pre-Development Fund (CHPF) program, in a form satisfactory to the City Solicitor.

20. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, to negotiate and enter into on behalf of the City of Toronto any agreements necessary to facilitate and advance the development of modular attainable home ownership sites under the Toronto New Deal Initiative, provided that the Chief Financial Officer and Treasurer agrees that those agreements do not give rise to any financial commitments on the part of the City, or commit the use of City-owned land, including but not limited to:

a. Any Memoranda of Understanding with His Majesty the King in right of Ontario as represented by the Minister of Municipal Affairs and Housing, and with a non-profit deliver partner(s), on terms and conditions acceptable to the Executive Director, Housing Secretariat and the Chief Financial Officer and Treasurer, and in a form satisfactory to the City Solicitor.

b. Any Transfer Payment Agreement(s), or any other related provincial funding agreement(s), with any Ministry of the Government of Ontario, for the receipt and expenditure of provincial contributions required to support the development of the new modular attainable homeownership sites. 

c. Any Program Delivery Agreement(s), with any non-profit delivery partner(s), setting out the provincial contributions to be provided for the development of new non-profit affordable and attainable ownership housing on the identified sites, and the ongoing obligations related to the delivery and operation of the program, on terms and conditions consistently with the Memorandum of Understanding and otherwise acceptable to the Executive Director, Housing Secretariat and the Chief Financial Officer and Treasurer, and in a form satisfactory to the City Solicitor.

In direct response to Toronto’s escalating housing affordability crisis, the City continues to improve on and strengthen its structure, policy framework and overall approach to support and accelerate the delivery of housing development on City-owned lands (City-led projects, including the Toronto Builds and legacy Housing Now portfolio) and on third party lands (City-supported projects, including the Rental Housing Supply Program and legacy Open Door Affordable Housing Program portfolio).

In 2025, as part of these ongoing efforts, City Council adopted PH21.4 – “Toronto Builds - A Policy Framework to Build More Affordable Rental Homes on Public Land” and EX25.1 – “Building Faster: Streamlining Housing Delivery and Strengthening the City’s Development Capacity.” These reports established a new policy framework for housing development on City lands, and outlined the new housing delivery model for the City and its partners. The City also established the Housing Development Office (HDO) within the Development and Growth Service Area to provide end-to-end oversight of the City’s housing portfolio, including all City-led and City-supported projects.  

The HDO is focused on ensuring that the City’s resources are efficiently deployed to deliver housing across the full continuum of need. City-led projects are addressed in partnership with Corporate Real Estate Management (CREM) via the Project Management Office (PMO), assigned to CreateTO or TCHC, through respective Master Services Agreements (MSA), or led by non-profit, Indigenous, or private housing development partners selected through procurement processes. Together, these delivery partners are responsible for 83 delivery sites in the City-led portfolio. In 2025, City-led projects reached the following milestones:

- construction starts on 3,606 homes, including 1,492 rent-controlled homes and 1,497 net new affordable and rent-geared-to-income (RGI) homes;

- construction completions on 1,259 homes, including 376 net new affordable and RGI homes and 309 RGI replacement homes; and

- an additional 908 net new homes under construction, including 507 rent-controlled homes, 401 net new affordable and RGI homes, and an additional 165 rental replacement homes.

The HDO administers City funding and incentive programs for affordable housing projects, enabling the City-supported housing portfolio to reach the following milestones in 2025:

- construction starts on 4,115 homes, including 196 rent-controlled homes and 1,008 net new affordable and rent-geared-to-income (RGI) homes;

- construction completions on 1,993 homes, including 409 net new affordable and RGI homes; and

- an additional 8,187 net new homes under construction, including 187 rent-controlled homes, 2,342 net new affordable and RGI homes, and an additional 32 rental replacement homes.

To further the delivery of the housing portfolio, this report provides Council with an update on directed activities of previous reports and seeks Council direction to advance a number of initiatives to support new homes for Toronto, including:

- the establishment of the HDO;

- the three-year work plan for City-led housing development projects;

- selected housing development projects;

- intergovernmental funding requests critical to the successful delivery of rent-controlled, affordable and RGI homes;

- capital funding to the housing projects described in Confidential Attachment 1;

- next steps on 72 Amroth Ave. described in Confidential Attachment 2;

- the non-profit homeownership project described in Confidential Attachment 3; and

- existing and new delegations of authorities for senior City officials to advance housing development projects efficiently and at the appropriate level of accountability.

Build Canada Homes Funding Request for City-Led Projects (Recommendation 3)

In December 2025, the City of Toronto submitted a portfolio of City-led projects to Build Canada Homes for funding consideration. To date, the City has secured $21.6 million from Build Canada Homes for the Dunn House Phase 2 project within this portfolio and continues intergovernmental discussions to advance its remaining request for $557.5 million in capital funding to support the remaining projects.

The City has proposed that the Build Canada Homes investment would be matched by City capital funding and waived fees and charges and tax exemptions. In addition, the City would contribute its land to the projects, the values of which were derived through a combination of appraisals and relevant land comparables.

Operating Revenue Impact - Forgone Revenues

City Council has previously approved various financial incentives for Toronto Builds and Housing Now sites, including those included in the Build Canada Homes submission. These financial incentives include exemptions from development charges, building permit fees, planning application fees and property taxes for municipal and school purposes for the duration of affordability starting from occupancy for all affordable homes. In addition, through the Rental Housing Supply Program’s Affordable Rental and Rent Controlled Housing Incentives (ARRCHI) stream, Community Housing Providers also receive this same suite of exemptions for rent-controlled units. These incentives are not direct capital payments; rather, they represent the forgone revenues of City levies and charges.

Table 1 below presents the estimated value of waived fees, charges, and property tax exemptions for affordable and qualifying rent‑controlled homes associated with the City‑led projects included in the City’s Build Canada Homes (BCH) submission, excluding Dunn House Phase 2 for which the BCH capital funding has been secured. The estimates have been updated to reflect current rates and potential changes in project size and/or eligible units. Estimates of waived fees, charges and property tax exemptions for projects included in the BCH submission not previously approved by City Council will be provided in a report back on the BCH capital funding once approved.

Table 1 - Estimated Financial Incentives and Property Tax Exemptions in the Build Canada Homes Submission

Land Value Contribution – Forgone Revenue

The estimated land value contribution for City-led projects included in the Build Canada Homes submission is approximately $245 million. If these sites were delivered as market rate housing, the City would generate land lease revenue over the term of the lease. By providing long-term land interests to operators at nominal cost, the City forgoes potential ground rent, other market-based revenues, and some future land use flexibility to secure long-term affordability on City-owned land and advance the City’s affordable housing objectives.

Operating Expense Impact

The City also invests in deepening affordability for low-income households by providing ongoing rent-geared-to-income (RGI) subsidies to new RGI homes, subject to City Council approval. Any incremental operating impacts of investment arising from this implementation will be identified and included in future operating budget submissions for the Housing Secretariat for consideration as part of future budget processes.

Capital Funding Impact

If capital funding from Build Canada Homes is secured, the funding would be added to the 2026–2035 Capital Budget and Plan for the Housing Secretariat and the Housing Development Office, subject to disclosure of financial implications and acceptance of the terms.

Capital Funding Contribution for Prioritized Toronto Builds Projects (Recommendation 4)

The Toronto Builds sites identified in Table 1 of Confidential Attachment 1 represent the highest priority projects within the Build Canada Homes submission and are ready for immediate delivery.

There is sufficient funding for the prioritized Toronto Builds projects of $217.5 million in the 2026-2035 Capital Budget and Plan of the Housing Secretariat and the Housing Development Office under the City-led Rental Development portfolio as outlined in Table 1 of Confidential Attachment 1.

Future Capital Maintenance & SOGR Risk

As new City-led housing projects are completed, to the extent that State of Good Repair (SOGR), capital maintenance, and end-of-life obligations are the City’s responsibility, such projects add long-term obligations to the City’s housing portfolio, creating pressure on future capital and operating budgets.

For buildings operated by non-TCHC operators, major capital repairs and eventual end-of-life renewal or demolition rely on the operator’s reserve funds and asset management plans. If these reserves are insufficient, the City may face future capital pressure. For buildings operated by Toronto Community Housing (TCHC), additional projects will increase demand on TCHC’s SOGR program and capital allocations.

To mitigate these risks, the Housing Development Office and Housing Secretariat incorporate lifecycle costing, capital reserve planning, and monitoring of operator capacity into project delivery. Operator agreements require completion of regular Building Condition Assessments, reporting Facility Condition Index scores, and, where applicable, maintaining capital reserve funds. These measures will support the long-term viability of the portfolio and help limit unplanned impacts on future City budgets.

Prioritized City-Supported Community Housing Provider Projects (Recommendation 5)

Through the HDO 2026 Construction Readiness Assessment, City-supported affordable rental housing projects were prioritized for funding based on their readiness to begin construction. Projects were evaluated using criteria aligned with the HousingTO Plan, including program compliance, construction readiness, and the ability to leverage other government funding.

The Community Housing Provider-led projects identified as prioritized City-supported Category 2 projects in Table 2 of Confidential Attachment 1 have previously been approved by City Council for funding or financial incentives under existing affordable housing programs (including the Open Door Affordable Housing Program and the Rental Housing Supply Program) and now require additional funding to proceed within the next 12 months to deliver approximately 189 affordable rental homes.

The City-supported Rental and Homeownership Development portfolio has sufficient funding to support the delivery of prioritized Community Housing Provider-led projects of $34.6 million within the 2026–2035 Capital Budget and Plan of the Housing Secretariat and the Housing Development Office, as shown in Table 2 of Confidential Attachment 1, with no incremental financial impact.

Potential capital-related impacts

City-supported affordable housing projects are on third party lands and the City is not responsible for long-term SOGR obligations, end-of-life capital renewal or redevelopment needs.

Operating Expense Impact

The City also invests in deepening affordability for low-income households by providing ongoing rent-geared-to-income (RGI) subsidies to new RGI homes, subject to City Council approval. Any incremental operating impacts of investment arising from this implementation will be identified and included in future operating budget submissions for the Housing Secretariat for consideration as part of future budget processes.

Advancing TCHC-delivered Toronto Builds Projects (Recommendations 8-11)

Operating Revenue Impact - Forgone Revenues

TCHC is recommended to build and operate the Toronto Builds sites at 405 Sherbourne St. and 150 Queens Wharf Rd. Because the projects will include a mix of unit types, including rent controlled to affordable homes, TCHC can generate additional revenue to help offset costs and diversify its revenue streams. This represents a positive financial and operational impact that supports the long-term sustainability of the portfolio.

As a result, the City would forgo revenues associated with building permits, parkland dedication, community benefits charges, and development charges for these projects, as previously reported in 2020.CC21.3 and 2026.PH28.1. The forgone revenue for these fees and charges for the two sites is now estimated at $34.8 million, reflecting current rates and changes in eligible units.

Forgone licence fee revenue associated with the temporary construction use of City-owned parkland at 170 Queens Wharf Road is nominal and is waived to support the delivery of affordable housing at 150 Queens Wharf Road.

This report recommends nominal value leases and related real estate agreements of up to 99 years with TCHC for Toronto Builds projects, including 150 Queens Wharf Road and 405 Sherbourne Street. If these sites were delivered as market rate housing, the City would generate land lease revenue over the term of the lease. By providing long-term land interests to TCHC at nominal cost, the City forgoes potential ground rent and related market-based revenues, and some future land use flexibility in exchange for securing long-term affordability on City-owned land and advancing the City’s affordable housing objectives.

Potential capital-related impacts

As they assume the role of operator for the Toronto Builds projects, TCHC will be responsible for the capital repairs and long-term SOGR needs associated with these new buildings through its annual budget process and multiyear capital planning. As the City provides capital funding to support TCHC’s SOGR program, an expansion of TCHC’s portfolio may create additional long-term pressure on the City’s capital plan as these buildings age. Any resulting impacts will be monitored and brought forward through future budget processes for Council’s consideration.

Operating Expense Impact

Based on the units planned and rental rates estimates for 405 Sherbourne St. and 150 Queens Wharf Road, it is expected that market units will cover the costs of affordable units, resulting in no net operating expense impacts.

Capital impact – 170 Queens Wharf Road park delivery

This report requests authorization for Parks and Recreation, in consultation with Corporate Real Estate Management and the HDO, to execute a project delivery agreement with TCHC and its vendor to design, construct and deliver a park at 170 Queens Wharf Road on behalf of the City. Funding of $15.906 million to be provided by Parks and Recreation to TCHC for this work is included in the 2026-2035 Capital Budget and Plan for Parks and Recreation.

Operating impact – 170 Queens Wharf Road park delivery

Future operating costs of the new park are estimated at $0.05 million annually and will be further refined upon completion of the park for inclusion in Parks and Recreation’s future budget submissions.

Property Tax Exemptions for Additional Affordable Rental and Rent-Controlled Homes (Recommendations 13-15)

This report recommends an exemption from taxation for municipal and school purposes for additional affordable rental homes and eligible rent-controlled homes in 13 projects as outlined in Attachment 2 - Summary of Recommended Property Tax Exemptions to Support Additional Affordable Rental and Rent-Controlled Homes. For several projects in Attachment 2, City Council has previously approved property tax exemptions for the affordable rental homes through items 2023.PH3.6, 2021.PH28.2 and 2020.CC21.3; this report now recommends extending property tax exemptions to the rent-controlled homes within those projects that are eligible under the Rental Housing Supply Program Affordable Rental and Rent-Controlled Housing Incentives stream, as well as providing the exemptions to affordable rental replacement homes part of TCHC revitalization sites.

Municipal property tax exemptions are recommended for the affordability period, ranging from 40 years to 99 years. The estimated Net Present Value (NPV) of the property tax exemptions for approximately 1,629 additional affordable rental and rent-controlled homes across 13 projects is $225.8 million. These exemptions are not direct cash payments from the City but represent foregone property tax revenue over the term of the affordability period. Ongoing eligibility for the property tax exemption will remain conditional on each proponent's continued compliance with the terms and conditions of the City's Contribution Agreement over the term of the agreement.

Delegated Authority – Toronto New Deal Initiative (Recommendation 20)

To facilitate progress on future Toronto New Deal modular home ownership developments, this report recommends Council provide the Executive Director, Housing Secretariat, delegated authorities to negotiate and enter into agreements with Minister of Municipal Affairs and Housing and development partners to secure provincial funding and move the developments through due diligence, design and approvals.

There are no financial impacts arising from this recommendation. The authority to negotiate and enter into Memoranda of Understanding, Transfer Payment Agreements, and Program Delivery Agreements is conditional on such agreements not creating any financial commitments for the City or involving the use of City-owned land. Any provincial funding received through these agreements would flow through the City without requiring municipal contributions. Should future City funding, land commitments, or financial obligations be required to advance modular attainable homeownership sites under the Toronto New Deal Initiative, they will be brought forward in a subsequent report for Council consideration.

Updates on Specific Projects

C1 Bayside

There are no direct financial impacts associated with this site’s update. The decision not to pursue a further extension of the existing agreement with Hines for Block C1 does not create any financial obligations or affect current City revenues. Any future financial impacts related to potential redevelopment of Block C1 - including opportunity costs, land ‑use decisions, or the need for municipal funding or incentives - will depend on the development option brought forward and will be reported to Council as part of a subsequent approval process.

2444 Eglinton Avenue East

There are no new financial impacts arising from this site’s update. The Agreement of Purchase and Sale for the Market Lands at 2444 Eglinton Avenue East is consistent with the business terms previously approved by Council under Item MM35.39. The proponent’s obligation to fund construction of the 612 co‑operative homes on the leased portion of the site does not require any City capital or operating contribution. Any future financial impacts associated with the development or operation of the site will be brought forward through subsequent reports for Council consideration.

72 Amroth Avenue

Financial impacts associated with this project are outlined in Confidential Attachment 2.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Executive Director, Housing Development Office recommends that:  

1. Planning and Housing Committee receive this report for information.

This report responds to Council direction in item PH26.17 to complete a redevelopment framework for the WoodGreen Community Housing site at 835-841 Queen Street East, and amend the Local Agency Housing Agreement to incorporate a City-led process for the redevelopment framework at this site. Based on analysis completed by CreateTO on behalf of the Housing Development Office, a building of 6-10 storeys is being explored for further review onsite.

No new City funding is required at this time based on the redevelopment framework and preliminary analysis completed by CreateTO.

Preliminary financial analysis demonstrated that the project would require a capital contribution of approximately $15-20 million and access to low‑cost CMHC financing to be viable.

Should the project proceed, WoodGreen would be required to apply to the City’s Rental Housing Supply Program – Capital Funding Stream to access any funding opportunities available at that time, subject to available program funds, a determination of eligibility under program requirements and an open application call.

All financial implications to the City, both the capital cost implications, and operating implications including those related to rental replacement obligations, planning approvals, or other incentives dependent on the refined development proposal, will be brought forward to Council through a subsequent report once due diligence and business planning are complete.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Chief Planner and Executive Director, City Planning recommends that:

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to undertake public and stakeholder consultation on the proposed directions outlined in this report as part of the Mid-Rise Housing Implementation Initiative and report back with any recommended Official Plan Amendments, Zoning By-law Amendments, or other implementing actions no later than the second quarter of 2027.

This report provides an update on the work advancing under the Mid-Rise Housing Implementation Initiative (the "Initiative") in response to PH23.6 Missing Middle and Midrise Housing Implementation Initiative, adopted by City Council on July 23, 2025.

Enabling new mid-rise housing is a key component of the City's overall housing strategy and the goal of creating a more diverse housing supply. Over the past 2 to 3 years, the City has advanced a number of policy and zoning initiatives, that now permit mid-rise housing in many more locations across the city. The focus of the Mid-Rise Housing Implementation Initiative is to support that policy work by addressing barriers and challenges that impact the viability of delivering new mid-rise housing.

For the purposes of this Initiative, mid-rise residential buildings are defined as all buildings 5- to 14-storeys in height. Mid-rise buildings help fill the gap in housing options between single-family homes/ low-rise buildings and high-rise buildings, with their size and form varying across contexts within in the city. They can range from smaller buildings up to 6-storeys within Neighbourhoods, to larger and taller 10- to 14-storey projects along Avenues.

As highlighted in PH23.6, there are several challenges which can make it difficult to implement the City’s updated land use policies and regulations which are intended to expand opportunities for mid‑rise housing. These challenges include unpredictable construction costs, high land and borrowing costs, and broader economic uncertainty intensified by global tariffs and trade disruptions.

While many of these factors lie beyond the authority of the City, the work and proposed actions described in this report reflect a coordinated, inter-divisional effort by City staff to assess opportunities to improve the feasibility and delivery of missing‑middle and mid‑rise projects, unlocking more housing supply and creating greater choice for residents. Specifically, City Council directed staff to analyze requirements for indoor and outdoor amenity space, loading and garbage collection (particularly Type G loading space), and bicycle parking.

This work was supported by:

-  a financial feasibility analysis, completed by Parcel Economics Inc.;

-  professional advice and industry engagement, led by Batory Planning + Management;

-   engagement with residents living in mid-rises through a targeted survey, led by City Planning;

- Bicycle parking utilization count for mid-rise buildings, undertaken by BA Group;

- Design test fit scenarios, led by City Planning;

-  Policy research, led by City Planning; and,

-  Research on mid-rise buildings in Berlin, Oslo, Vancouver, Paris, Stockholm, and New York City, led by post-secondary students.

Pending Committee's direction, City staff will advance and consult on the proposed actions outlined in this report. Additional actions may be incorporated as further analysis is completed. Final recommendations will be presented to City Council for consideration and approval no later than the second quarter of 2027.

While the actions identified in this report are intended to help enable a wider range of housing options, as prioritized by the Official Plan, mid‑rise construction may continue to face challenges due to a range of factors. Many housing developments, including missing middle and mid-rise projects, are often at the margin of feasibility, though incremental improvements can support the successful delivery of more projects, which is crucial at a time where there has been a significant decrease in project launches.

There are no immediate financial implications resulting from the recommendations included in this report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council approve the grant awards for the 2026 Toronto Heritage Grant Program for the following five heritage properties to assist the recipients in funding the scope of conservation works generally described in Attachment 1 of this report:

152 Spruce St

113 Winchester St

159 Roxborough Dr

41 Winchester St

273 Bloor St W

2. City Council direct that the use of the grant awards outlined in Recommendation 1 of this report be limited to only the conservation work approved by the Chief Planner and Executive Director, City Planning, and that the issuing of the grant awards be subject to the grant recipient satisfying all conditions as set out in the Letter of Understanding between the City and the grant recipient.

 This report recommends the approval of five grants totaling $207,000.00 under the Toronto Heritage Grant Program. The recommended recipients will generate approximately $347,584.78 in private investment for work to conserve irreplaceable cultural heritage resources that contribute to the City's social and economic prosperity by maintaining Toronto's unique sense of place.

The Toronto Heritage Grant Program provides matching grant funds for eligible restoration-based conservation work for heritage properties within the City of Toronto that are designated under Part IV or V of the Ontario Heritage Act (OHA). Applicants may receive a grant once every five years for up to 50% of the cost of eligible conservation work. Owners of house form buildings may receive up to $10,000.00 or, if replacing an entire cedar or slate roof assembly, up to $20,000.00 every ten years.

Owners of non-house form buildings and any tax-exempt or not-for-profit properties (including house form buildings) may be eligible for a grant equivalent to 50% of the cost of eligible work, with no maximum limit.   

The Toronto Heritage Grant Program has a budget of $317,000.00 in the City Planning 2026 Operating Budget and is administered by Heritage Planning, City Planning.

The five properties that have been recommended for grant awards vary in size and location across Toronto. Three projects are at residential properties (one of which is owned and operated by a not for profit organization) located within the Cabbagetown North, Cabbagetown South and Cabbagetown Northwest Heritage Conservation Districts (HCDs). Two other notable properties will benefit from heritage grants this year including Rosedale United Church, a 'Category A' property located in the North Rosedale Heritage Conservation District, and The Royal Conservatory of Music, an individually designated property under Part IV of the Ontario Heritage Act.  

This report is seeking Council approval to provide $207,000 in grant awards in 2026 as part of a second round of funding under the Toronto Heritage Grant Program, which supports eligible heritage conservation work in the City. 

The 2026 Operating Budget for City Planning includes a base budget of $317,000.00 for the Toronto Heritage Grant Program, which will fund the grant awards recommended in this report.

A first round of applications for the 2026 Heritage Grant Program providing $110,000 to seven designated properties was approved at the March 25, 26, 27 City Council. Leaving a residual of $207,000 from the funds allocated annually in the City's operating budget for the program which will fund the grant awards recommended in this report. 

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council approve the grant awards for the 2026 Toronto Heritage Grant Program for the following five heritage properties to assist the recipients in funding the scope of conservation works generally described in Attachment 1 to the report (April 7, 2026):

152 Spruce St

113 Winchester St

159 Roxborough Dr

41 Winchester St

273 Bloor St W

2. City Council direct that the use of the grant awards outlined in Recommendation 1 to the report (April 7, 2026) be limited to only the conservation work approved by the Chief Planner and Executive Director, City Planning, and that the issuing of the grant awards be subject to the grant recipient satisfying all conditions as set out in the Letter of Understanding between the City and the grant recipient.

At its meeting on April 27, 2026 the Toronto Preservation Board considered Item PB43.8 and made recommendations to City Council.

Summary from the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends the approval of five grants totaling $207,000.00 under the Toronto Heritage Grant Program. The recommended recipients will generate approximately $347,584.78 in private investment for work to conserve irreplaceable cultural heritage resources that contribute to the City's social and economic prosperity by maintaining Toronto's unique sense of place.

The Toronto Heritage Grant Program provides matching grant funds for eligible restoration-based conservation work for heritage properties within the City of Toronto that are designated under Part IV or V of the Ontario Heritage Act (OHA). Applicants may receive a grant once every five years for up to 50% of the cost of eligible conservation work. Owners of house form buildings may receive up to $10,000.00 or, if replacing an entire cedar or slate roof assembly, up to $20,000.00 every ten years.

Owners of non-house form buildings and any tax-exempt or not-for-profit properties (including house form buildings) may be eligible for a grant equivalent to 50% of the cost of eligible work, with no maximum limit.

The Toronto Heritage Grant Program has a budget of $317,000.00 in the City Planning 2026 Operating Budget and is administered by Heritage Planning, City Planning.

The five properties that have been recommended for grant awards vary in size and location across Toronto. Three projects are at residential properties (one of which is owned and operated by a not for profit organization) located within the Cabbagetown North, Cabbagetown South and Cabbagetown Northwest Heritage Conservation Districts (HCDs). Two other notable properties will benefit from heritage grants this year including Rosedale United Church, a 'Category A' property located in the North Rosedale Heritage Conservation District, and The Royal Conservatory of Music, an individually designated property under Part IV of the Ontario Heritage Act.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the properties at 30 and 32 Huntley Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 30 and 32 Huntley Street (Reasons for Designation) attached as Attachment 1, to the report, April 7, 2026, from the Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the properties at 38 and 40 Huntley Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 38 and 40 Huntley Street (Reasons for Designation) attached as Attachment 2, to the report April 7, 2026, from the Chief Planner and Executive Director, City Planning.

3. City Council state its intention to designate the properties at 122 and 124 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 122 and 124 Isabella Street (Reasons for Designation) attached as Attachment 3, to the report, April 7, 2026, from the Chief Planner and Executive Director, City Planning.

4. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the properties at 30-32 Huntley Street, 38-40 Huntley Street and 122-124 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance which include a description of heritage attributes found in Attachments 1, 2 and 3.

The subject properties are located in the northwest quadrant of Huntley and Isabella Streets in the North St. James Town neighbourhood. A location map and current photographs of the heritage properties are found in Attachment 2.

The subject properties at 30 and 32 Huntley Street were included on the City of Toronto's Heritage Register on August 18, 1976. City Council also included the subject properties at 38 and 40 Huntley Street and 122 and 124 Isabella Street on May 6, 1991.

The properties at 30, 32, 38 and 40 Huntley Street comprise two pairs of semi-detached residences that appear as two single residences. Designed in the Second Empire style, each pair features a mirrored design with buff brick cladding and a Mansard roof with ornate wooden dormers, brackets, and cornice and a modest kitchen wing at the rear. 30-32 Huntley Street also features a two-storey front porch and slate cladding on the Mansard roof.

Staff have determined that the properties at 30,32, 38 and 40 Huntley Street have  cultural heritage value and meet 3 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.

The properties at 122 and 124 Isabella Street are a pair of semi-detached residences designed by the prominent architectural partnership of Chadwick & Beckett to appear as a single residence. The properties feature brick and half-timber stucco cladding,two-storey bays, and a complicated roofline with prominent cross gables and chimneys.

Staff have determined that the properties at 122 and 124 Isabella Street have cultural heritage value and meet 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

On December 17, 2025, the City received Official Plan Amendment, Zoning By-law Amendment, and Site Plan Control applications related to the proposed redevelopment of the subject properties at 30, 32, 38 and 40 Huntley Street, and 122 and 124 Isabella Street. The proposed redevelopment includes the construction of two buildings, with heights of 56 and 60 storeys and approximately 1,362 dwelling units. The proposal retains portions of the existing buildings at 30, 32, 38, and 40 Huntley Street, and 122-124 Isabella Street.

The properties are subject to a Prescribed Event. A notice of complete application was issued on January 15, 2026. The owner provided a waiver to extend the time period for Council to make a decision which expires on July 1, 2026. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its May 20, 2026 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate.

There are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the properties at 30 and 32 Huntley Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 30 and 32 Huntley Street (Reasons for Designation) attached as Attachment 1 to the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. City Council state its intention to designate the properties at 38 and 40 Huntley Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 38 and 40 Huntley Street (Reasons for Designation) attached as Attachment 2 to the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

3. City Council state its intention to designate the properties at 122 and 124 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 122 and 124 Isabella Street (Reasons for Designation) attached as Attachment 3 to the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

4. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 27, 2026 the Toronto Preservation Board considered Item PB43.1 and made recommendations to City Council.

Summary from the report (April 7, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the properties at 30-32 Huntley Street, 38-40 Huntley Street and 122-124 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance which include a description of heritage attributes found in Attachments 1, 2 and 3.

The subject properties are located in the northwest quadrant of Huntley and Isabella Streets in the North St. James Town neighbourhood. A location map and current photographs of the heritage properties are found in Attachment 2.

The subject properties at 30 and 32 Huntley Street were included on the City of Toronto's Heritage Register on August 18, 1976. City Council also included the subject properties at 38 and 40 Huntley Street and 122 and 124 Isabella Street on May 6, 1991.

The properties at 30, 32, 38 and 40 Huntley Street comprise two pairs of semi-detached residences that appear as two single residences. Designed in the Second Empire style, each pair features a mirrored design with buff brick cladding and a Mansard roof with ornate wooden dormers, brackets, and cornice and a modest kitchen wing at the rear. 30-32 Huntley Street also features a two-storey front porch and slate cladding on the Mansard roof.

Staff have determined that the properties at 30,32, 38 and 40 Huntley Street have cultural heritage value and meet 3 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.

The properties at 122 and 124 Isabella Street are a pair of semi-detached residences designed by the prominent architectural partnership of Chadwick & Beckett to appear as a single residence. The properties feature brick and half-timber stucco cladding, two-storey bays, and a complicated roofline with prominent cross gables and chimneys.

Staff have determined that the properties at 122 and 124 Isabella Street have cultural heritage value and meet 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

On December 17, 2025, the City received Official Plan Amendment, Zoning By-law Amendment, and Site Plan Control applications related to the proposed redevelopment of the subject properties at 30, 32, 38 and 40 Huntley Street, and 122 and 124 Isabella Street. The proposed redevelopment includes the construction of two buildings, with heights of 56 and 60 storeys and approximately 1,362 dwelling units. The proposal retains portions of the existing buildings at 30, 32, 38, and 40 Huntley Street, and 122-124 Isabella Street.

The properties are subject to a Prescribed Event. A notice of complete application was issued on January 15, 2026. The owner provided a waiver to extend the time period for Council to make a decision which expires on July 1, 2026. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its May 20, 2026 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate.

The Chief Planner and Executive Director, City Planning recommends that:

1. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 1767 Bayview Avenue on the City of Toronto's Heritage Register.

2. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 1773 Bayview Avenue on the City of Toronto's Heritage Register.

3. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 73 Niagara Street on the City of Toronto's Heritage Register.

This report responds to notices of objection received by the City of Toronto under Section 27(7) of the Ontario Heritage Act (the "OHA") from property owners objecting to the inclusion of their properties on the City's Heritage Register. 

The OHA establishes a process whereby owners can object to a property's listing on the Heritage Register and, should they do so, a subsequent decision on the listing must be made by the municipality. Owners can object to listings at any time.  In the third and fourth quarter of 2025, the City received a notice from each of three property owners objecting to the inclusion of their properties on the Heritage Register for the following addresses:

- 1767 Bayview Avenue

- 1773 Bayview Avenue

- 73 Niagara Street

On December 18, 2024, City Council adopted Item 2024.NY19.12 which included a grouping of similar and related properties at 1747, 1751, 1759, 1763, 1767, 1771, 1773, and 1775 Bayview Avenue on the City's Heritage Register. Located on the east side of Bayview Avenue between Eglinton Avenue East and Parkhurst Boulevard, in the Leaside-Bennington neighbourhood, the properties at 1767 and 1773 Bayview Avenue contain two-storey, residential apartment buildings constructed in the mid-1930s.

On December 17-18, 2019, City Council adopted Item 2019.TE11.10 which included the properties at 55-73 and 79-87 Niagara Street on the City's Heritage Register. Located in the South Niagara District neighbourhood on the south side of Niagara Street between Tecumseth Street and Bathurst Street, the property at 73 Niagara Street contains a two-storey, Victorian-era brick row house.

Chapter 103 of the Toronto Municipal Code sets out the process for Council consideration of objections to properties included on the Heritage Register. City Council must be made aware of such objections on a routine basis so that they may consider the matter and render a final decision. Once Council has decided on the objection, the OHA requires that the owner of the property must be notified of Council's decision within 90 days. Council's decision on objections to listing is final and is not subject to appeal.

Following a review of the objections to listing submitted for 1767 and 1773 Bayview Avenue and 73 Niagara Street, staff are of the opinion that the subject properties hold cultural heritage value. Staff recommend that Council continue to include these properties on the Heritage Register.

There are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section

The Toronto Preservation Board recommends that:

1. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 1767 Bayview Avenue on the City of Toronto's Heritage Register.

2. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 1773 Bayview Avenue on the City of Toronto's Heritage Register.

3. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 73 Niagara Street on the City of Toronto's Heritage Register.

At its meeting on April 27, 2026 the Toronto Preservation Board considered Item PB43.3 and made recommendations to City Council.

Summary from the report (April 3, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report responds to notices of objection received by the City of Toronto under Section 27(7) of the Ontario Heritage Act (the "OHA") from property owners objecting to the inclusion of their properties on the City's Heritage Register.

The OHA establishes a process whereby owners can object to a property's listing on the Heritage Register and, should they do so, a subsequent decision on the listing must be made by the municipality. Owners can object to listings at any time. In the third and fourth quarter of 2025, the City received a notice from each of three property owners objecting to the inclusion of their properties on the Heritage Register for the following addresses:

- 1767 Bayview Avenue

- 1773 Bayview Avenue

- 73 Niagara Street

On December 18, 2024, City Council adopted Item 2024.NY19.12 which included a grouping of similar and related properties at 1747, 1751, 1759, 1763, 1767, 1771, 1773, and 1775 Bayview Avenue on the City's Heritage Register. Located on the east side of Bayview Avenue between Eglinton Avenue East and Parkhurst Boulevard, in the Leaside-Bennington neighbourhood, the properties at 1767 and 1773 Bayview Avenue contain two-storey, residential apartment buildings constructed in the mid-1930s.

On December 17-18, 2019, City Council adopted Item 2019.TE11.10 which included the properties at 55-73 and 79-87 Niagara Street on the City's Heritage Register. Located in the South Niagara District neighbourhood on the south side of Niagara Street between Tecumseth Street and Bathurst Street, the property at 73 Niagara Street contains a two-storey, Victorian-era brick row house.

Chapter 103 of the Toronto Municipal Code sets out the process for Council consideration of objections to properties included on the Heritage Register. City Council must be made aware of such objections on a routine basis so that they may consider the matter and render a final decision. Once Council has decided on the objection, the OHA requires that the owner of the property must be notified of Council's decision within 90 days. Council's decision on objections to listing is final and is not subject to appeal.

Following a review of the objections to listing submitted for 1767 and 1773 Bayview Avenue and 73 Niagara Street, staff are of the opinion that the subject properties hold cultural heritage value. Staff recommend that Council continue to include these properties on the Heritage Register.

Mayor Olivia Chow recommends that:

1. Planning and Housing Committee request:

a. The General Manager, Toronto Water, to review if it is feasible to establish a flat rate cost for installing residential water service for buildings with six or more units on one property, or other measures to reduce requirements for multiplex projects to commission individualized engineering drawings and tendering, and report back on options as part of the upcoming Multiplex Monitoring report.

b. The Chief Planner and Executive Director, City Planning, working with the Chief Building Official and Executive Director, Toronto Building, prepare a consolidated zoning by-law update for public use by Q3 2026.

c. The Chief Planner and Executive Director, City Planning, the Chief Building Official and Executive Director, Toronto Building, and Executive Director, Development Review, to pilot open houses geared towards residents who are interested in learning more about building multiplexes, laneway or garden suites on their properties.

d. The Chief Building Official and Executive Director, Toronto Building, continue to modernize its approach to housing approvals by introducing innovative tools, such as the AI Assisted Building Plan Pre-Assessment Pilot Initiative (launching by end of Q3 2026) to improve efficiency and speed of building permit application reviews.

In recent years, the City of Toronto has dramatically expanded where and how we allow more housing to be built. We now permit multiplexes, garden and laneway suites, and six-storey apartment buildings on Major Streets in neighbourhoods, with more to come.

We have also expanded financial incentives to help make it more affordable to build, including waivers of development charges and park levies for up to six units plus a garden or laneway suite on a single parcel of land.

As uptake of Missing Middle housing grows, I recently met with a group of multiplex planners, architects, and builders, along with key City staff, to discuss further operational measures the City could take to make it easier and cheaper to build more housing options in our neighbourhoods.

These recommendations are some of the items that emerged from these discussions. They speak to different facets of multiplex development, including:

- Assessing opportunities to lower the cost of new residential water service connections for multiplexes

- Making information available to interested residents and property owners about multiplex permissions

- Introducing innovative tools such as AI assisted reviews of building plans to improve efficiency and speed in building permit application reviews

Mayor Oliva Chow recommends that:

1. Planning and Housing Committee requests the Chief Planner and Executive Director, City Planning, to report back in 2027 with updated zoning regulations for places of worship that considers how they can best fit within Toronto’s residential and mixed-use communities.

Places of worship are important parts of our communities, and many faith institutions have long and deep histories in our neighbourhoods.

Permissions and zoning standards for Places of Worship in city-wide Zoning By-law 569-2013 generally carry forward long-time zoning requirements from the pre-amalgamation municipalities.  A review of zoning regulations for places of worship is an opportunity to ensure that requirements are suitable for Toronto today.